1. Definition of the area and data structure
Actual location: Sobha Creek Vistas Grande (building) is located in the Al Merkadh district and the SOBHA HARTLAND master project according to DLD (Dubai Land Department) records. The subsequent analysis is based on this specific linkage.
Data volume: Around 700 transactions have been registered for the building. For rentals (with correct filtering by project_name_en), a significant number of contracts (239) has been recorded, which allows for detailed analytics on both sales and leasing at the building level.
2. Liquidity of the asset and the area
Transactions for Sobha Creek Vistas Grande show peak demand in 2023 — between 46 and 190 deals per quarter were registered for apartments in the building, indicating high liquidity at the handover/launch sales stage. Over the last 12 months, about 75 deals have been recorded, which supports the status of a liquid asset even after the main delivery wave.
At the Al Merkadh area level, there is also a stable trend in both off-plan and secondary market transactions.
For rentals: 239 contracts have been recorded for the building, which, against the backdrop of the total number of apartments, indicates a good level of engagement with the rental market and solid prospects for investors.
3. Sales price dynamics (building, area)
Quarterly dynamics show that the average price per square metre in Sobha Creek Vistas Grande over the last 2 years has been in the range of 19,300–20,200 AED/m². No major spikes are observed: from Q4 2022 through the latest quarters of 2024, prices have remained stable (19,300–20,200 AED/m²). In 2022–2023 the building was slightly cheaper than the area benchmark, but by 2024 the price became comparable and even slightly below the Al Merkadh average, where the 12‑month average price reached 22,229 AED/m².
Across Al Merkadh, the last 3–5 years show growth in average prices: from 15,000–18,000 AED/m² in 2020–2021 to 22,000+ AED/m² in 2024, outpacing the price growth of the building. This is explained by a wave of new premium-segment projects in the area.
4. Rental dynamics and levels
Over the last 12 months, the average annual rent per m² for the building amounted to 1,432 AED/m², and for the area — 1,525 AED/m². In previous periods, the rate for the building fluctuated in the range of 1,400–1,470 AED/m², reflecting stable demand and a gradual increase in yields for new-build properties in Sobha Hartland.
At the area level, the average annual rental rate growth in recent years has been even more pronounced: from 800–1,100 AED/m² in 2021–2022 up to 1,350–1,550 AED/m² by 2024.
5. Comparison of building vs area
– Price per m² over the last 12 months for the building: 19,768 AED (the building is slightly cheaper than the area).
– Price per m² over the last 12 months for the area: 22,229 AED (a benchmark for the premium segment in the district).
– Rent per m² for the building: 1,432 AED.
– Rent per m² for the area: 1,525 AED.
– Both metrics (price/rent) are at the area level and slightly below the leaders, which for an investor looks like an entry point with upside potential to reach the average market level of the district.
6. Yield (ROI) and fair price
Calculation based on the last 12 months (DLD data):
– Gross ROI for the building: 1,432 / 19,768 ≈ 7.25% per annum.
– For the area: 1,525 / 22,229 ≈ 6.86% per annum.
– Taking into account initial costs (around 7% for transaction fees, commissions and registration), net yield for the building is approximately 6.7–6.8% per annum, and for the area — 6.3–6.4%.
Fair price range per m² for a target yield of 7–8% per annum:
– For the building: 1,432 / 0.08 = 17,900 AED/m² (8% yield), 1,432 / 0.07 = 20,457 AED/m² (7% yield).
The current purchase price is 5–10% above the level required for an 8% yield, but already corresponds to the 7% per annum benchmark.
– For the area: a fair price of 19,000–21,785 AED/m² versus the current market level of 22,229 AED/m². For an investor targeting a 7–7.5% yield, the building looks slightly more attractive than the area average.
7. Investor conclusions
Sobha Creek Vistas Grande is a liquid new-build project with active sales and leasing. The volume of transactions and rental contracts is high, and market feedback is positive. Both price and rental rates are close to Al Merkadh averages, while the yield (gross and net) allows investors to achieve 7% per annum and above at a reasonable entry price. The upside lies in catching up with the area level in terms of both prices and rents, which enhances investment appeal over a 3–5 year horizon. Liquidity and demand are stable, and risks for investors are minimal.
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